Still waiting to here back from building and zoning if I'm able to do an accessory dwelling or if I need to split the parcel and build a separate single family. 

I may be misreading this, but from my experience of human nature and working with teenagers, if you see this young man as a "punk" or "jerk" and treat him like one, he'll fulfill that role.

I am curious if any city in San Diego county allows ADUs in non owner occupied properties.References are below:San Diego: https://www.sandiegocounty.gov/pds/zoning/formfields/PDS-611.pdfOwner-occupancy of one of the dwellings is required for the duration of use of the ADU for residential purposes.

Let's connect...Another trick I've found is it is often cheaper to separate out the two "pieces" of property insurance, ie "dwelling" and "liability". 

Much like a business doesn't need to allow everyone into their establishment, however the moment you try to explain why, you'll be opening yourself to a whole bunch of possible human rights complaints.

Last I heard as of June - July, it was said you couldn't rent the ADU and main dwelling, but it seems that's changing.

Just had an IRS audit with someone who took that approach - they got crushed.Remember the human element of the law - it is not just what is on the books. 

Human nature doesn't change, so sellers will be just as lazy and/or busy 20 years from now and would rather hire you to deal with selling their house than do it themselves.

As a complete aside, here's a few other snippets about me: my cat, Bucket, is an 8 yr old Cornish Rex and thinks he's a human toddlerI've been married to my AMAZING husband for 4 yearsI enjoy reading & knittingI try to work out a few times a week (but my husband is the major athlete in the family with marathons, triathlons, etc.)I SOO appreciate Bigger Pockets and all of you members! 

Investing goes beyond just numbers, there's a human element to it.